Hard Money Loans—When Speed and Flexibility Matter Most
Asset-focused capital for acquisitions, rehab, and special situations across Texas & Florida.
What Is Hard Money?
Hard money loans are private, asset-based financing solutions designed for time-sensitive or story-driven commercial real estate deals. When traditional lenders require extensive documentation, perfect credit, or lengthy approval processes, hard money provides a faster, more flexible alternative.
These loans focus primarily on the property's value and potential rather than the borrower's financial history. This makes them ideal for investors facing tight timelines, unique collateral situations, or properties requiring significant capital improvements.
At Divine Capital Collective, we specialize in investor-only hard money solutions across Texas and Florida. Whether you're acquiring a distressed multifamily property, executing a value-add strategy, or navigating a rescue refinance, we structure capital that moves at your pace.
Our focus is exclusively on non-owner-occupied commercial and investment properties—helping experienced and emerging investors execute their strategies with confidence.
The Hard Money Cycle
Acquire
Close quickly on opportunity
Improve/Position
Execute rehab or value-add plan
Stabilize
Lease up and optimize operations
Exit
Refinance to DSCR/Conventional or Sell
Where Hard Money Shines
Asset-based lending excels in situations where speed, flexibility, and creative underwriting make the difference.
Speed to Close
Tight timelines, competitive situations, or expiring contingencies demand fast decisions and flexible underwriting.
Complex Stories
Unique collateral, title complications, or incomplete documentation that traditional lenders won't touch.
Rehab/CapEx
Budgeted improvements with structured draw schedules to fund renovations, repositioning, or value-add strategies.
Rescue & Refi
Maturing debt, non-performing loans, or bridge-to-stability scenarios requiring immediate capital solutions.
Eligible Collateral
We finance a wide range of commercial and investment property types across Texas and Florida.
Typical Structures & Terms
Hard money loans are highly customizable. Here are common structural elements we consider.
Disclaimer: These are illustrative concepts only. Actual terms are scenario-dependent and subject to change based on property type, location, borrower profile, and market conditions.
Rehab Draws: How Funds Move
Structured draw schedules ensure capital is released as work progresses, protecting both borrower and lender.
Scope & Budget
Define work and costs
Milestone
Complete phase of work
Inspection
Verify completion
Release
Funds disbursed
Best Practices for Draw Management
Common Use Cases
Hard money loans adapt to diverse investment strategies and property scenarios.
Fix & Flip (Small Balance TX)
Acquire distressed property quickly, execute cosmetic and structural renovations, then sell at market value.
Value-Add Multifamily (FL)
Improve units and common areas, increase rents through lease-up, then refinance to DSCR or conventional loan.
Refi Rescue
Replace maturing or non-performing debt with flexible hard money, stabilize operations, then exit to permanent financing.
Partner Buyout/Portfolio Shuffle
Short-term capital to restructure ownership, consolidate holdings, or facilitate partnership transitions.
Eligibility Snapshot
Here's what we typically need to evaluate your hard money loan request.
The Process
From initial conversation to funding, we keep the process transparent and efficient.
Book a Call
Outline your property, timeline, budget, and investment strategy. We'll discuss your goals and initial feasibility.
Options & Term Sheet
Compare structures and trade-offs. We'll present tailored options with transparent terms and exit strategies.
Diligence & Close
Appraisal/inspections as needed, title work, insurance coordination, and funding. We move fast when you're ready.
Timeline & Risk Controls
Setting realistic expectations and building in safeguards for successful execution.
Realistic Timelines
- •Appraisal/inspection lead times vary by market
- •Title and insurance clearance can take 1-3 weeks
- •Contractor readiness impacts draw schedule
- •Plan for contingencies in your timeline
Risk Mitigations
- •Maintain contingency reserves (10-15%)
- •Use phased draw schedules tied to milestones
- •Plan clear exit strategy before closing
- •Consider refinance to DSCR or Conventional CRE
Exit Planning Is Critical
Hard money is a bridge, not a destination. Let's map your path from acquisition through stabilization to permanent financing or sale.
Markets & Ticket Sizes
Geographic Focus
We specialize in commercial and investment properties across:
Typical Loan Sizes
We structure hard money loans ranging from small-balance deals to larger commercial transactions:
Case Studies
Real scenarios showing how hard money bridges the gap from acquisition to permanent financing.
TX Retail Reposition
Inputs
Distressed retail center, short runway to close, needed cosmetic and tenant improvements
Structure
18-month hard money with rehab draws, interest-only payments, 6-month extension option
Outcome
Completed improvements, stabilized occupancy, refinanced to conventional CRE loan
FL SFR Portfolio
Inputs
8-unit SFR portfolio, cross-collateralized acquisition and renovation budget
Structure
Hard money with phased draws, property-by-property release provisions
Outcome
Renovated and leased units, refinanced to DSCR loans as each stabilized
Mixed-Use Lease-Up
Inputs
Mixed-use property with retail + residential, light CapEx needed, lease-up in progress
Structure
Bridge-style hard money with flexible draw schedule and stabilization milestones
Outcome
Achieved target occupancy, refinanced to investor CRE loan at favorable terms
Frequently Asked Questions
Common questions about hard money loans, answered.
Ready to Move? Book a Call Now.
Schedule a consultation to discuss your hard money financing needs.
Helpful Resources
Guides and insights to help you navigate hard money financing.
Hard Money vs. Bridge: Which Fits Your Deal?
Understand the key differences and when each financing type makes sense for your investment strategy.
Rehab Draws 101: From Budget to Release
A comprehensive guide to structuring, requesting, and managing construction draw schedules.
Exit Planning: From Hard Money to DSCR
Strategic approaches to transitioning from short-term hard money to long-term permanent financing.
Important Disclosure
All examples and case studies presented on this page are illustrative and for informational purposes only. Program availability, underwriting guidelines, documentation requirements, and closing timelines vary based on property type, location, borrower profile, and market conditions. No public promises of specific rates, terms, leverage ratios, or loan-to-value percentages are made. All financing is subject to credit approval and satisfactory due diligence. Divine Capital Collective specializes in investor-only, non-owner-occupied commercial real estate financing. This information does not constitute a loan commitment or guarantee of financing.